Clinton and West Point sit on Davis County’s west side, a short drive from Hill AFB. Here’s how VA, FHA and conventional loans work in this growing pocket, including West Davis Highway construction and 2026 loan limits.
Clinton and West Point sit on the west side of Davis County, just west of Clearfield and a short drive from Hill Air Force Base. If you want newer housing, a west-side commute and a VA, FHA or conventional loan that is not tied to the builder’s preferred lender, these two cities are worth looking at together.
I am Jimmy Hobson, a loan officer with UMortgage, powered by NEXA Lending. I work from Bountiful with standard VA, FHA and conventional financing, and I help Hill families compare this west-Davis pocket with Layton, Kaysville and west Weber.
Clinton and West Point at a glance
County: Davis County, west of Interstate 15 and Clearfield, north of Syracuse.
July 1, 2025 Census estimates: Clinton 23,797, up 1.7 percent from its April 1, 2020 estimates base of 23,391. West Point 13,058, up 18.6 percent from a 2020 base of 11,007.
2020 Census counts: Clinton 23,386 and West Point 10,963.
Public schools: Davis School District. Confirm the schools for a specific address with the district.
Common ZIP code: West Point’s city hall uses 84015, a ZIP that is also used in neighboring Clearfield. Confirm the city on the purchase contract rather than trusting the ZIP alone.
Your loan officer: Jimmy Hobson, NMLS 1514540.
The two cities share a west-Davis location and a Hill commute, but they are not growing at the same speed. West Point’s 18.6 percent increase from 2020 to 2025 is the new-construction story. World Population Review’s 2026 ranking of Utah cities with 1,000 or more residents, based on annualized Census change from 2020 to 2025, places West Point 25th in the state at 3.16 percent a year. Clinton’s population has been much more stable over the same official estimate period.
A short drive to Hill AFB
Hill Air Force Base sits immediately east of this part of the county. The base’s newcomers page lists Clearfield and Layton among the communities around it and says the base is about 10 minutes south of Ogden and 35 minutes north of Salt Lake City. For Clinton and West Point, the relevant gates are close: the West Gate, east of the Clearfield-Sunset I-15 Exit 335, and the South Gate on State Highway 193 just east of Clearfield Exit 334. Both of those gates are open 24 hours. The Roy Gate is at Exit 338.
State Route 193 is the east-west road that reaches the South Gate and, on the west side, heads toward West Point. UDOT describes the West Davis Highway as running from I-15 near Glovers Lane in Farmington to the future extension of S.R. 193 and 4500 West in West Point. In practice, that means a west-Davis buyer can reach the base without first driving south into the heart of Layton or north around the long way.
Drive the gate you would actually use at your report time. A street on the west side of Clinton and a street on the far west end of West Point are not the same trip, even if both are “close to Hill” on a map.
Neither city has a FrontRunner station. Utah Transit Authority lists Clearfield Station at 1250 South State Street and Layton Station at 150 South Main Street as the nearest Davis County stops. Roy Station, at 4155 South Sandridge Drive, is the next stop north in Weber County.
Look up BAH only through the Defense Travel Management Office’s official BAH Rate Lookup. Then read Using BAH to Buy a Home Near Hill AFB, the Hill AFB VA home loans guide and PCS to Hill AFB.
West Davis Highway and nearby construction
UDOT opened the 16-mile, four-lane West Davis Highway (State Route 177) in January 2024, from I-15 near Glovers Lane in Farmington to the SR-193 / 4500 West area in West Point. Interchanges include I-15 and Legacy Parkway in Farmington, 950 North in Farmington, 200 North in Kaysville, 2700 West in Layton, 2000 West in Syracuse and Antelope Drive in Syracuse.
The next phase is already on the calendar. On March 26, 2026, UDOT said it will extend West Davis Highway 2.5 miles north to 1800 North in West Point and continue the Emigrant Trail from 1300 North to the Weber County line. Major construction is expected to begin in the summer of 2026 and last through the middle of 2029. If you are buying in West Point, ask how that work sits relative to the house you want and build it into your test-drive.
UDOT is also rebuilding the 1800 North and I-15 interchange in Clearfield, with work expected to wrap up in late 2027. That project sits next door to Clinton and can change I-15 access while it is underway. Check UDOT Traffic for current restrictions rather than assuming last year’s drive still holds.
What the housing mix looks like
The Census Bureau’s 2020–2024 ACS estimates show both cities as heavily owner-occupied: 90.9 percent in Clinton and 88.2 percent in West Point. The estimated median value of owner-occupied homes was $449,100 in Clinton and $491,100 in West Point — lower than the ACS median in Kaysville — and mean travel time to work was 24.5 minutes in Clinton and 23.4 minutes in West Point. Clinton’s ACS estimate included 1,438 veterans; West Point’s included 637.
Those value figures are survey estimates, not a current market average. They do help explain why west Davis shows up so often for first-time buyers and for Hill families who want a newer house without stretching into a higher-priced east-bench neighborhood. West Point’s population growth is the clearer signal that new construction is still adding streets. Clinton is more built out, with smaller recent population change, but it shares the same short Hill commute and the same Davis County loan limits.
2026 loan limits in Davis County
Conventional (conforming), one unit: $832,750 for 2026, from FHFA’s county file. A loan above that amount is a jumbo loan.
FHA, one unit: HUD publishes a separate FHA maximum for the Ogden metro area that includes Davis County. Published 2026 figures for Davis County are $744,050. Confirm the current number in HUD’s FHA mortgage limits lookup before you rely on it.
VA: There is no VA county loan limit when you have full entitlement. County limits matter if you have used entitlement that has not been restored. See VA Loan Limits Explained.
VA loans, new construction and comparing lenders
If you are eligible, a VA loan can finance a primary residence in Clinton or West Point with no down payment when you have full entitlement and you qualify. There is no monthly mortgage insurance. There is a one-time funding fee unless you are exempt. The home has to be your primary residence when you buy and meet VA’s minimum property requirements. On a new house, the builder and the contract have to meet VA rules as well. How VA Loans Actually Work in 2026 covers the mechanics.
New-construction contracts often come with a builder’s preferred lender and incentives that may be tied to using that lender. Price that offer against an independent quote on the same house — rate, points, fees, credits, appraisal timing and how long the rate can be locked while the home is finished. You do not have to accept the preferred lender in order to buy the house. I can run VA, FHA or conventional numbers on the same property so you can see the difference before you waive your financing choice. For a longer look at that comparison in a nearby growth city, see Buying a Home in West Haven.
FHA loans can allow a lower down payment than many conventional loans — often 3.5 percent down when you qualify — up to the FHA county limit. Conventional financing remains a common fit, including for buyers who are not using a VA benefit.
Davis County’s homeownership assistance loan is explained, including its current funding status, in Davis County Homeownership Assistance. Statewide Utah Housing Corporation products are in Utah Housing Loans and Down Payment Assistance. See the Utah First-Time Home Buyer Guide for the broader first-time path. I only discuss programs I can actually help you use.
What to know before you buy here
West Point is adding people faster than Clinton. If new construction is the reason you are looking west, spend extra time in West Point — and ask about the West Davis Highway extension through mid-2029.
The Hill commute is short, but gate choice still matters. West Gate at Exit 335 and South Gate on SR-193 at Exit 334 are the usual doors from this side of the county.
There is no FrontRunner station in either city. Clearfield and Layton are the closest Davis County stops.
Compare the next city over. Layton and Kaysville sit east and south; West Haven is the west-Weber counterpart north of the county line; Bountiful and south Davis favor a Salt Lake commute instead.
Look up BAH the official way. Use the DTMO BAH Rate Lookup.
VA and PCS questions
Can I use a VA loan in Clinton or West Point?
Yes, if you are eligible and the home will be your primary residence. These cities are not a special VA zone. The same entitlement, occupancy, appraisal and credit rules apply here as in the rest of Davis County.
Can I use a VA loan on a newly built house?
Often, yes — if the builder, the property and the contract meet VA requirements. That is one of the first things I check, especially when a contract is written around a builder’s preferred lender.
What if I get PCS orders later?
A VA loan requires you to occupy the home as your primary residence when you buy. Many service members later rent the home after they relocate, but you should plan for occupancy, local rental rules and a payment that still works if BAH changes. See PCS to Hill AFB.
How close are these cities to Hill compared with Layton?
They sit on the west side of the base rather than along I-15 through the center of Layton. For many buyers the gate-to-driveway trip is short. It is still worth driving at your report time and comparing a few streets in Layton before you decide.
Next step
If you want to buy in Clinton or West Point, contact me or use Ask Jimmy. Please do not send pay stubs, tax returns or your Social Security number through the contact form or by email.
Sources
U.S. Census Bureau QuickFacts: Clinton city, Utah and West Point city, Utah
West Point City (city hall at 3200 West 300 North, West Point, UT 84015)
UDOT, January 8, 2024: West Davis Highway opening from Farmington to West Point
FHFA conforming loan limit values for 2026, Davis County one-unit limit of $832,750
Utah Transit Authority station addresses (Clearfield, Layton and Roy FrontRunner)
Sources checked November 11, 2026. Jimmy Hobson, NMLS 1514540, UMortgage, powered by NEXA Lending (NMLS 1660690). Licensed in Utah, Idaho, Nevada, Wyoming, Texas and Oklahoma. This article is general education, not a loan approval, rate quote or commitment to lend. Program rules, loan limits and construction schedules change, and approval depends on full underwriting.
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